What Happens Between Offer Acceptance and Close of Escrow in San Diego?

by Mance Rieder

The Escrow Period: What Happens After Your Offer Is Accepted

When the seller signs your purchase offer and escrow opens, the real work of the transaction begins. The 21 to 45 days between acceptance and close of escrow are filled with deadlines, inspections, lender requirements, and coordination across multiple parties. Understanding what is happening — and when — keeps you in control throughout the process.

Week 1: Opening Escrow and Early Due Diligence

Deliver earnest money deposit to escrow — typically within 3 business days
Receive seller's disclosure documents: TDS, SPQ, Natural Hazard Disclosure, HOA documents
Schedule home inspection — typically within the first 7 to 10 days
Lender orders appraisal — typically within the first 7 to 14 days
Review preliminary title report — delivered by title company within first week

Week 2: Inspection and Negotiation

Complete home inspection and any specialized inspections (termite, sewer, pool)
Review inspection report with your buyer's agent
Submit Request for Repair if warranted — negotiate repairs or credits with seller
Lender continues processing — may request additional documentation from you

Week 3: Contingency Removal and Loan Finalization

Appraisal report delivered to lender — review results with your agent
Remove contingencies by signing the Contingency Removal form (typically day 17 to 21)
Lender issues conditional approval — satisfy any remaining conditions promptly